Government

Ryan Hill Neighborhood Study

This study was completed in 2018 and is preserved here for reference. The findings and administrative actions described below have been incorporated into ongoing City planning efforts.

The Ryan Hill Neighborhood Study examined land use, infrastructure, and development potential in the Ryan Hill neighborhood, which was annexed into Tukwila in 1989. The neighborhood sits adjacent to Seattle along Interstate 5, characterized by wooded terrain, wetlands, streams, steep slopes, and limited sewer and water infrastructure — what residents described as a “rural oasis in the city.”

Key findings

Community input

Residents and property owners had differing views on the neighborhood’s future, largely depending on their location relative to the Seattle City Light right-of-way. Property owners north of the right-of-way were more open to higher density housing. There was broad support for a neighborhood retail node, and strong attachment to the area’s rural character.

Development scenarios

Future development was expected to be small-scale and incremental, primarily short plats. The lack of regional stormwater facilities and steep slopes limited near-term developability for many properties. The large Raisbeck property along MLKJR Way S. was the main exception.

Transportation

Improving the circulation system was considered feasible from an engineering standpoint but unlikely financially. Eliminating the 1,200-foot dead-end road by connecting the 109th/48th and 110th/49th Avenue S intersections was identified as a long-term goal but not a near-term public project.

Boundary issues

The irregular City limit boundary — in place for nearly 30 years at the time — continued to create coordination challenges between Tukwila, Seattle, and King County along 51st Avenue S.

Administrative actions

Continued coordination between Community Development and Public Works on infrastructure findings
Ongoing support for automatic aid negotiations with area fire and emergency service providers
Continued processing of comprehensive plan and zoning amendment requests, including the Vintage@Tukwila rezone on the Raisbeck property